486 Collier Ave · Jackson, MS 39213

$40,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 14 Days on market

Built 1965 Est $40k · at est.

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.2/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Three Bedroom, 1 Bath, Fenced yard, Handicap ramp front & back, Central Heat; Newer Furnace, New Water Heater, New Roof, Recent pluming work, 2 car driveway under streetlight, window bars on the front, taxes current, Washer/Dryer(stacked), new wood laminate floors in some rooms, tile bath room. One of the best homes in the area. All questions will be asked and answered via email on this platform ONLY. No calls will be made or accepted until you are deemed a verified interested buyer. PLEASE DON'T WASTE MY TIME!!

Key facts

• Central heat
• Recent plumbing work
• Newer furnace

Tags

• FENCED YARD
• CENTRAL HEAT
• NEWER FURNACE
• NEW WATER HEATER
• NEW ROOF
• RECENT PLUMBING WORK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 23.1% vs local median 9.9% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.72% ✓
• Cap rate: 23.14%
• Cash-on-cash: 60.18%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $39,744
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3751 Fontaine Ave	0.59mi	3/1.0	877 (+2%)	12mo	$40,000	$46	60
394 Wilshire Ave	0.16mi	2/1.0 (-1)	969 (+12%)	15mo	$27,500	$28	55
3718 Northbrook Dr	0.43mi	2/1.0 (-1)	942 (+9%)	16mo	$55,000	$58	46
3414 Revels Ave	0.32mi	3/1.5	960 (+11%)	23mo	$20,000	$21	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.4%
• Equity multiple: 6.14×
• Total profit: $57,588
• Equity at exit: $36,035

10-year hold

• IRR: 66.2%
• Equity multiple: 13.64×
• Total profit: $141,516
• Equity at exit: $77,711

Cash invested: $11,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$210
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $562

Break-even live

Break-even rent $378

Max offer price $40,000

Occupancy floor 43%

Sensitivity live

Price	-10% $584	-5% $573	+0% $562	+5% $550	+10% $539
Rent	-10% $476	-5% $519	+0% $562	+5% $605	+10% $648
Rate	-1.0pp $582	-0.5pp $572	base $562	+0.5pp $551	+1.0pp $541

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	14d	1	0.24mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.34mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	24d	1	0.40mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	14d	1	0.40mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	24d	1	0.46mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	14d	1	0.47mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	44d	1	0.47mi
1175 Eminence Row Jackson, MS	2.0	1.0	700	$650	$0.93	44d	1	0.57mi
327 Decelle St Unit a Jackson, MS	2.0	1.0	1120	$1,200	$1.07	44d	1	0.93mi
327 Decelle St Jackson, MS	2.0	1.0	1120	$1,000	$0.89	24d	1	0.93mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	44d	1	1.17mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	24d	1	1.26mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	44d	1	1.36mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	14d	2	1.40mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	1.40mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	24d	1	1.41mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	44d	1	1.41mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	44d	1	1.43mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	24d	1	1.43mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	14d	1	1.43mi

Listing history 12 events

1. 2026-06-18
   days on market $40,000 Active 14 DOM
2. 2026-06-17
   days on market $40,000 Active 13 DOM
3. 2026-06-16
   days on market $40,000 Active 12 DOM
4. 2026-06-15
   days on market $40,000 Active 11 DOM
5. 2026-06-14
   days on market $40,000 Active 9 DOM
6. 2026-06-13
   days on market $40,000 Active 8 DOM
7. 2026-06-10
   days on market $40,000 Active 6 DOM
8. 2026-06-09
   days on market $40,000 Active 5 DOM
9. 2026-06-08
   days on market $40,000 Active 4 DOM
10. 2026-06-07
    days on market $40,000 Active 3 DOM
11. 2026-06-05
    remarks 519-char remark
12. 2026-06-05
    listed $40,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $869 · $72/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,071
• − Mortgage interest: −$2,241
• − Property taxes: −$869
• − Insurance: −$200
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,164
• Taxable income: $6,506
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $5,178/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-06-04 Listed $40,000 ForSaleByOwner.com
• 1999-10-21 Sold (Public Records) — Public Records
• 1999-05-20 Sold (Public Records) — Public Records
• 1975-05-09 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $869 · +1.2% YoY. Source: county tax records.